HomeMy WebLinkAboutNMain_857_PA-2013-00026
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E` H L.AN
February 28, 2013
Beth Walker
857 N Main
Ashland, OR 97520
RE: Planning Action #2013-00026
Notice of Final Decision
On February 28, 2013 the Staff Advisor for the Ashland Planning Division administratively approved
your request for the following:
A Conditional Use Permit for a 699 square foot Accessory Residential Unit to be located within the lower
level of the residence in the converted garage space located at 857 N. Main Street. COMPREHENSIVE
PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 lE 05AC; J
TAX LOT: 100
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The Staff Advisor's decision becomes final and is effective on the 13day after the Notice of Final
Decision is mailed.
Prior to the final decision date, anyone who was mailed this Notice Of Final Decision may request a
reconsideration of the action b the Staff Advisor as sat forth in the Ashland
by Land Use Ordinance
(ALUO) 18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in
the ALUO 18.108.070(B)(2)(c).
An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to
raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford
the decision maker an opportunity to respond to the issue, precludes your right of appeal to LUBA on that
issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to w
proposed conditions of approval with sufficient specificity to allow this Department to respond to the
issue precludes an action for damages in circuit court.
The application, ail associated documents and evidence submitted, and the applicable criteria are available
for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
If you have any questions regarding this decision, please contact the Community Development
Department between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305.
{
Cc: Parties of record and property owners within 200 ft 1
COMMUNITY DEVELOPMENT DEPARTMENT Tet 541-488-5305
51 Winbum Way Fax: 541-552-2050 e
Ashland, Oregon 97520 TTY: 800-735-2900 I
I
www.ashland.or.us ®
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2013-00026
SUBJECT PROPERTY: 857 N Main Street
APPLICANT: Beth Walker
DESCRIPTION: A request for a Conditional Use Permit for a 699 square
foot Accessory Residential Unit to be located within the lower level of the residence in the
converted garage space located at 857 N. Main. Street.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5;
ASSESSOR'S MAP: 39 1E 05AC; TAX LOT: 100
SUBMITTAL DATE: January 7, 2013
DEEMED COMPLETE DATE: February 8, 2013
STAFF APPROVAL DATE: February 28, 2013
APPEAL DEADLINE: March 13, 2013
FINAL DECISION DATE: March 14, 2013
APPROVAL EXPIRATION DATE: March 14, 2014
DECISION
The subject property is located on the south side of North Main Street, accessed from a long flag
drive which services the Ashland View Townhomes and the adjacent property at 855 N. Main.
The property is .44 of an acre or 19,166 square feet, and has a moderate slope on the developed .
portion of the lot with a steep drop off to North Main Street. The property is zoned R-1-7.5,
Single-Family Residential. The property currently has a 2,020 square foot single-family home
that was constructed in 1994.
The proposal is for a 699 square foot Accessory Residential Unit (ARU) located within the
existing structure 'in the converted ground level garage. The proposed ARU complies with
Ashland Municipal Code (AMC) 18.24.030 which limits the size to 50 percent of the Gross
Habitable Floor Area of the primary residence, and no greater than 1,000 square feet. Dice to the
proposed unit being within the footprint of the home, the ARU conforms to setback and lot
coverage requirements of the zone as well.
The property currently has three surface parking spaces located adjacent to the existing dwelling,
two of which are on the paved surface, on is on a gravel surface. In accordance with AMC
18.96.030, an accessory unit greater than 500 square feet requires two parking spaces to be
provided in addition to the two that are required for single-family dwellings. The applicant has
proposed to add an additional surface parking space on the east side of the existing paved
driveway area. This space will be required to be installed prior to the issuance of a certificate of
occupancy; a condition to this effect has been added.
A shared trash and recycling area, as well as bicycle parking, will be located adjacent to the
garage. The property has minimal landscaping, primarily lawn which will be, undisturbed as part
of the .ARU addition.
PA -2013-00026
857 N Main/adg
Page 1
Approval criteria for a Conditional Use permit requires that adequate capacity of public facilities
are available to serve the use and that no adverse impacts will affect the surrounding
neighborhood. The applicant has stated there are adequate utilities on the existing property to
serve both the proposed unit and the primary dwelling. The City of Ashland Electric Division
indicated that the existing service may need to be upgraded in order to provide the additional
meter which is required for the ARU. The applicant is aware that an additional electric meter is
required and has identified a location.
The surrounding neighborhood has varying, eclectic housing types, ranging from ranch to mid-
century modern to 1940s cottages, which creates a diverse neighborhood with no dominant
architectural form. Staff finds that since the proposed ARU will be located within the existing
structure, that architecturally compatible and. similar in bulk, scale and coverage of the
surrounding area is met and will not be adversely impacted.
Additionally, the parcel is significantly larger than the minimum lot size in the zone but is not
able to be partitioned due to the limit on the number of lots accessible from a private driveway
and the slope of the parcel to N. Main Street. The existing driveway has encroachments into it
which reduce is width to less than the required fifteen feet for a flag-driveway. A condition
requiring the driveway to meet the clearance requirements of fifteen feet clear width and thirteen
feet, six inches of clear height has been added.
The proposed accessory residential unit will not have a greater adverse affect on the livability of
the neighborhood; the parcel exceeds minimum lot size, and is a short distance to a major arterial
street with bicycle, pedestrian with mass transit facilities available complies with the
requirements of the conditional use permit chapter.
In Staff's opinion with the attached conditions of approval complies with the requirements of the
Ashland Municipal Code.
The criteria for a Conditional Use approval are described in AMC Chapter 18.72.070, as follows:
A. That the use would be in conformance with all standards within the zoning district in which the use is
proposed to be located, and in conformance with relevant Comprehensive plan policies that are not
implemented by any City, State, or Federal law or program.
B. That adequate capacity of City facilities for wafer, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can and will be provided to
and through the subject property
C. That the conditional use will have no greater adverse material effect on the livability of the impact area
when compared to the development of the subject lot with the target use of the zone. When evaluating
the effect of the proposed use on the impact area, the following factors of livability of the impact area
shall be considered in relation to the target use of the zone;
1. Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass
transit use are considered beneficial regardless of capacity of facilities.
3. Architectural compatibility with the impact area.
PA -2013-00026
W N Main/adg
Page 2
4. Air quality, including the generation of dust, odors, another environmental pollutants.
5. Generation of noise, light, and glare.
6, The development of adjacent properties as envisioned in the Comprehensive Plan.
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use,
The criteria for an Accessory Residential Unit are described in AMC Chapter 1.8.20.030.H, as
follows:
H. Accessory residential units, subject to the Type I procedure and criteria, and the following additional
criteria:
I. The proposal must conform with the overall maximum lot coverage and setback requirements of
the underlying zone.
2. The maximum number of dwelling units shall not exceed 2 per lot.
3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not
exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 1000 sq. ff.
GHFA.
4. Additional parking shall be in conformance with the off-street Parking provisions for single-family
dwellings of this Title.
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2013.00026 is approved with the following conditions. Further, if any one'or
more of the following conditions are found to be invalid for any reason whatsoever, then
Planning Action 2013-00026 is denied. The following are the conditions and they are attached to
the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified
here.
2) That the applicant shall sign in favor of a Local Improvement District (LID) for North Main
Street to improve N. Main to City of Ashland Standards including the installation of curb,
gutter, parkrow and sidewalks.
3) That necessary building permits for the conversion of garage space to the accessory
residential unit, including the new electrical service to the accessory residential unit; and
system development charges for water, sewer, storm water, parks, and transportation shall be
obtained.
4) That prior to the issuance of a certificate of occupancy:
a) That the installation of the fourth, parking space on the southeast east end of the existing
paved area shall be installed prior to the issuance of a certificate of occupancy.
b) That a separate address for the accessory residential unit shall be applied for approved by
the City of Ashland Engineering Division.
c) Addressing shall meet the requirements of the Ashland Fire Department and be visible
from the Public Right-of-Way.
d) A shared trash and recycling enclosure will be located in accordance with approved
plans.
PA -2013-00026
857 N Main/adg
Page 3
e) Bike parking shall be installed under the deck and overhang of the primary residence in
accordance with approved plans.
f) The driveway shall have all vegetation encroachments cleared to provide a clear width of
fifteen (15) feet and a clear height of 13-feet 6-inches.
g) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
Bill olnar, irector - Date
DepArtinot. of Community. Development
PA -2013-00026
857 N Main/adg
Page 4
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Thf-.' undersigned i:)C:EI g ii& duly s4r"ion-) Aales that:
ar:7 ei~r7,rbyed by the My oiAsh!tand, 20 E,:i>~ ~ViaFn .:hEand,
(If'C1an 97520, in the {Domml rqy DeMopmW l.)epmlrnent,
i Chi February 28. r.}+~.1.! caused i__a ~l) ~f
1Y1e31 c'-C~; S~yr [e C'jUir'zl' ! i , in 3-a ser.~ eG
er1ve4pe AT po lcige fuiH'y, prepad, a copy the plarl('!irig action, notld°;C; 1,0
each p rson h s'ted on the attache. d rfir.3lI ng IN? [ such cldd :sses f,3 s 4,c 1 fol't 1 .Jn lhi s €i,:
under each PE^I'Si;Ws fl,.1me fa, %nning Action i.~20 13--0002 . 85,7 N
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NOTICF N
PLANNING ACT ION: PA--20',2-0-`,'026
SUBJECT PROPERTY: 857 N Maki Wea,
DESCrMPT'ION: reqf.lz sf for t°, t=:onditi c G e I erK for a 91 squa e ;od yAcnessrlry
Resit. andal L nit to b It.F. a. d iti-?in the loe^ e level of the resdence in Ole cont kd t:: alli_ e srT= !n:led M 57
N. C6G?MPREHkANMV PLAN DE>fGIVA ION inch, Fairil;r ~e ;lc1_ n. 1; x-'.C_ NiNG: R-1
ASSESSOR% MAP: 39 V 05AC: TAX LOT: 10',.,
N W O C1.MP E] February 1, 2('13
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CONDITIONAL USE PERMITS
18,104.050 Approval Criteria
A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of
conditions, with the following approval criteria.
A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with
relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate
transportation can and will be provided to and through the subject property,
C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject
lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area
shall be considered in relation to the target use of the zone:
1. Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless
of capacity of facilities,
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental pollutants,
5. Generation of noise, light, and glare,
& The development of adjacent properties as envisioned in the Comprehensive Plan.
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
ACCESSORY RESIDENTIAL UNITS
18.20.030.H Approval Criteria
H. Accessory residential units, subject to the Type I procedure and criteria, and the following additional criteria:
1. The proposal must conform with the overall maximum lot coverage and setback requirements of the underlying zone.
2. The maximum number of dwelling units shall not exceed 2 per lot.
3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50% of the GHFA of the
primary residence on the lot, and shall not exceed 1000 sq. ft. GHFA.
4. Additional parking shall be in conformance with the off-street Parking provisions for single-family dwellings of this Title,
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Th . Ili IJ(-rslgf"7ed bt-- irng ill it duly .`'aviorn . is [es 11" al:
l . 1 -i w,.nploy=rid b Cify of ARM, 20 East Main 'Street, A. ' i °„J
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under each qwsoWs name 1C?r Pbnl'?'Ing fr`cIlC;n 42013-00026, 855' ~~Vy:311:G1~ St,
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PA-2013-00026 391 E05 200 PA-2013-00026 391 E05 2200 PA-2013-00026 391 E05AC 5600
BILLINGS MEMORIAL LLC CAMPBELL JAMES NIWENDY GRAHAM DENTON S TRUSTEE
160 REITEN DR P O BOX 442 PO BOX 956
ASHLAND OR 97520 MEDFORD OR 97501 ASHLAND OR 97520
PA-2013-00026 391 E05AC 7100 PA-2013-00026 391 E05 2300 PA-2013-00026 391 E05AC 306
GROSETH MARK HARRISON ROBERT C ET AL : JENSEN JOHN E TRUSTEE ET AL
3302 W DALLAS ST 44 SCHOFIELD ST 855 N MAIN ST
HOUSTON TX 77019 ASHLAND OR 97520 ASHLAND OR 97520
PA-2013-00026 391 E05AC 307 PA-2013-00026 391 E05AC 7200 PA-2013-00026 391 E05 2100
JERNIGAN MARK L KENDIG DENNIS A TRUSTEE KRAFT TRACI LIDOUGLAS D
319 SHERIDAN ST 640 THORNTON WAY 925 N MAIN ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2013-00026 391 E05AC 101 PA-2013-00026 391 E05AC 7300 PA-2013-00026 391 E05AC 303
MONTGOMERY DONALD R PENTKOWSKI EDWARD J SCHAUPP WILLIS C JR
311 SHERIDAN ST 436 MONTE VISTA DR 301 SHERIDAN ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2013-00026 391 E05AC 316 PA-2013-00026 391 E05AC 304 PA-2013-00026 391 E05AC 100
TONEY JERRY E TRUSTEE ET AL VERSLUIS DIANA TRUSTEE WALKER BETH L
6581 GRIFFIN CREEK RD 337 SHERIDAN ST 857 MAIN ST N
MEDFORD OR 97501 ASHLAND OR 97520 ASHLAND OR 97520
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(HET) as well as some appliances such as refrigerators, dishwashers and washing machines..
Now refrigerator to be purchased.
ENGINEERING: "Engineering Department has no comments at this time."
Will contacting engineering re window Installation. Garage door has been replaced with windows
similar to upstairs windows. They are two 4x6' horizontal sliders
FIRE DEPARTMENT: See attached comments. Please contact Division Chief Margueritte Hickman of the Fire
Department for more information at 541-552-2229.
Existing sprinklers to remain as per conversation with fire marshall Tluesday January 21. One
additional sprinklers heads will be placed to provide coverage of living space. Hardwired smoke
alarms and cot detectors will be upgraded and remain.
Following responses to pages 5-6.7 of some document
Two (2) copies of written findings addressing the following criteria from Chapter 18.104.050 for a Conditional
Use Permit:
1. That the use would be in conformance with all standards within the zoning district in which the use is
proposed to be located, and in conformance with relevant Comprehensive plan policies that are not
implemented by any City, State, or Federal law or program.
Zoning change application has been made
2. That adequate capacity of City facilities for water, sewer, paved access to and through the development,
electricity, urban storm drainage, and adequate transportation can and will
be provided to and through the subject property.
There will be no additional use of these city facilities due to the fact that tho this has been a
single family dwelling, three to five family members or friends have inhabited this dwelling since I
have lived here.
3. That the conditional use will have no greater adverse material effect on the livability of the impact area
when compared to the development of the subject lot with the target use of the zone. When evaluating
the effect of the proposed use on the impact area, the following factors of livability of the impact area
shall be considered in relation to the target use of the zone:
a. Similarity in scale, bulk, and coverage.
there will be no changes to scale bulk or coverage
b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass
transit use are considered beneficial regardless of capacity of facilities.
Any changes to traffic etc will be less than before
c. Architectural compatibility with the impact area.
no Architectural changes
d. Air quality, including the generation of dust, odors, or other environmental pollutants.
no changes
e. Generation of noise, light, and glare.
no changes
f. The development of adjacent properties as envisioned in the Comprehensive Plan.
not developing adjacent properties. It seems surrounding areas have been developed all ready
g. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
no changes to other factor found
Two (2) copies of written findings addressing the following additional criteria from Chapter 18.20.030.1-1 for an ii
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-ASHLAND
January 22, 2012
Beth Walker
857 North Main Street
Ashland, OR 97520
RE: 2013-00026, Property located at 857 N Main Street
Incompleteness Determination
i
Dear Beth:
I have reviewed your application received on January 9, 2013 for. a Conditional Use Permit for an
Accessory Residential Unit located at 857 North Main Street. After examining the materials presented, I
have determined that the application is incomplete because the information listed below was not
provided. Incomplete applications are subject to delay in accordance with ORS 227.178. The application
cannot be further processed and deemed complete until the missing information is submitted or the I
applicant indicates that the missing information will not be provided.
The following items should be addressed by February 18, 2013, if the application is to be included on
the March Commission agendas.
1. Written Findings - According to the Ashland Municipal Code, written findings which address
the criteria for approval for a Conditional Use Permit approval, Accessory Residential Unit
approval and Site Review Approval are required with the application. Please see page 5 of your
pre-application conference document. It is attached for your reference.
The City uses the same criteria for all Conditional Use Permit for Accessory Residential Units in
order to approve or deny the application. Additionally any citizen of the community that wants to
review proposal has to be able to determine whether they feel the criteria is addressed or not so
that they may review the application
2. Elevations - In order for the review of the Accessory Residential Unit to be processed it needs
to be shown what modifications are occurring to the structure. During a site visit in December
and based on the photos available on the Jackson County assessors site the space that is going to
be then ARU is a garage.
a. How will the faVade of the structure be modified?
b. Are windows being added? Where? What will they look like?
C. Is the garage door being modified? How?
1
Community Development Dept. Tel: 541488-5305
20 F. Main Street Fax: 541-488-6006 ;y
Ashland, Oregon 97520 TTY: 800.735-2900
www.ashland.or.us
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OVER
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Job Address: 857 N MAIN ST Contractor:
ASHLAND OR 97520 Address:
C
A Owner's Name: WALKER BETH L 0 Phone:
P Customer 07110 N State Lic No:
P WALKER BETH L T City Lic No:
L Applicant: 857 N MAIN ST R
Address: ASHLAND OR 97520 A
C ` C Sub-Contractor:
A Phone: (541) 326-5818 T Address:
N Applied: 01/09/2013 0
T Issued:
R
Expires: 07/08/2013 Phone:
State Lic No:
Maplot: 391 E05AC100 City Lic No:
DESCRIPTION: CUP for ARU
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
MECHANICAL
ELECTRICAL
STRUCTURAL->
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
CUP Accessary Residential 638.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
CITY OF
Inspection Request Line: 541-552-2080 -AS H LA N D